Authored by the expert who managed and guided the team behind the Greece Property Pack
Yes, the analysis of Athens' property market is included in our pack
This blog post covers the current housing prices in Athens as of the first half of 2026, and we constantly update it with the latest available data.
Whether you're curious about neighborhood price differences or want to understand what your budget can get you, we break it all down in simple terms.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Athens.
Insights
- Athens property prices rose about 7% to 9% over the past year, but that growth is slower than the double-digit surges seen a few years ago, signaling a maturing market.
- In Athens, new apartments command an 8% to 15% premium over older ones because buyers pay extra for energy efficiency, modern layouts, and fewer hidden repair costs.
- The price gap between Athens neighborhoods is massive: Kolonaki averages around €5,400 per sqm while Patisia sits near €1,700 per sqm, a threefold difference within the same city.
- Closed sale prices in Athens typically land about 7% below the asking price, so most buyers have room to negotiate, especially on older properties needing work.
- Over the past decade, Athens apartment prices have climbed roughly 80% to 95% in nominal terms, recovering strongly from the lows of the mid-2010s economic crisis.
- Entry-level apartments in Athens start around €70,000 to €110,000, but these are typically older one-bedroom units in neighborhoods like Plateia Attikis or outer West Athens.
- The Athens Riviera, especially Glyfada, now commands prices similar to central prime areas like Kolonaki, driven by international demand and beach lifestyle appeal.
- About 70% of the Athens residential market consists of apartments, making them the dominant property type for both buyers and investors in 2026.
- When you factor in transfer taxes, notary fees, and potential renovation, your total cost in Athens can run 7% to 12% above the purchase price, or even 30% higher if you gut-renovate.
What is the average housing price in Athens in 2026?
The median housing price is more useful than the average because it reflects what a typical buyer actually pays, without being skewed upward by a handful of luxury sales.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like the Bank of Greece and major property portals, all manually verified.
The median housing price in Athens in 2026 is approximately €225,000 (around $265,000 or €225,000 in local currency). The average housing price in Athens in 2026 is higher at roughly €256,000 (around $302,000 or €256,000), pulled up by larger homes and prime district sales.
About 80% of residential properties in Athens in 2026 fall within a price range of €120,000 to €450,000 (around $141,000 to $530,000).
A realistic entry range in Athens in 2026 is €70,000 to €110,000 (around $82,500 to $130,000), which typically gets you an older one-bedroom apartment of about 45 sqm in neighborhoods like Plateia Attikis or outer West Athens.
Luxury properties in Athens in 2026 generally range from €800,000 to €2,500,000 or more (around $943,000 to $2,950,000+), and at this level you can find renovated penthouses of 160 sqm in Kolonaki or high-spec Riviera residences in Glyfada.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Athens.
Are Athens property listing prices close to the actual sale price in 2026?
In Athens in 2026, closed sale prices typically end up about 7% below the asking price on average.
This gap exists because property portals display asking prices while official statistics reflect appraised or transaction values, and sellers often build in negotiation room. The difference is largest on older apartments needing renovation, where buyers can negotiate harder due to uncertainty about repair costs.
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What is the price per sq m or per sq ft for properties in Athens in 2026?
As of early 2026, the median price per sqm in Athens is around €3,000 (about $3,536 per sqm or €279 per sqft, which is $329 per sqft). The average price per sqm is slightly higher at €3,200 (about $3,772 per sqm or €297 per sqft, which is $351 per sqft).
In Athens in 2026, smaller renovated units like studios and one-bedrooms in prime or Riviera locations have the highest price per sqm, while larger older apartments in less central areas have the lowest price per sqm.
The highest prices per sqm in Athens in 2026 are found in Kolonaki (around €5,400 to €6,150 per sqm) and the Athens Riviera areas like Glyfada (around €5,200 per sqm). The lowest are in neighborhoods like Patisia and Plateia Attikis (around €1,700 to €2,100 per sqm).
How have property prices evolved in Athens?
Compared to one year ago, Athens apartment prices in 2026 are up roughly 7% to 9% in nominal terms. This growth is driven by continued demand in well-connected central and southern districts, though the pace has slowed from the double-digit increases of previous years.
Looking back roughly ten years, Athens apartment prices have climbed about 80% to 95% in nominal terms since the mid-2010s. This dramatic recovery came after prices hit bottom during Greece's economic crisis, with prime areas and the Riviera leading the rebound.
By the way, we've written a blog article detailing the latest updates on property price variations in Athens.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Athens.
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How do prices vary by housing type in Athens in 2026?
In Athens in 2026, apartments (including studios and typical flats) make up about 70% of listings, followed by maisonettes at 12%, detached or semi-detached houses at 10%, penthouses at 4%, and villas at 3%, reflecting the city's dense urban character and limited land for standalone homes.
Average price ranges by property type in Athens as of the first half of 2026 are: studios and small one-bedrooms (35 to 45 sqm) from €90,000 to €150,000 ($106,000 to $177,000); standard apartments (60 to 90 sqm) from €180,000 to €350,000 ($212,000 to $413,000); maisonettes (110 to 160 sqm) from €400,000 to €800,000 ($472,000 to $943,000); houses in the suburbs (150 to 250 sqm) from €500,000 to €1,200,000 ($589,000 to $1,410,000); penthouses in prime areas (120 to 200 sqm) from €700,000 to €2,000,000 ($825,000 to $2,360,000); and Riviera villas (200 to 400 sqm) from €1,200,000 to €4,000,000+ ($1,410,000 to $4,710,000+).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Athens in 2026?
New or recently built apartments (up to about 5 years old) in Athens in 2026 command a premium of roughly 8% to 15% over older existing stock.
This premium exists because buyers value the certainty of fewer hidden defects, better energy performance, and modern layouts, while limited new construction in central Athens keeps newer units scarce and in high demand.
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How do property prices vary by neighborhood in Athens in 2026?
In Koukaki-Makrygianni, a walkable area near the Acropolis popular with expats, you mostly find renovated apartments in mid-rise buildings. Prices here average around €3,800 per sqm, so a 75 sqm apartment typically costs about €285,000 ($336,000) because of its central location and tourist appeal.
Kolonaki is Athens' prime central neighborhood known for upscale retail and an "old money" character, featuring larger apartments and renovated classic buildings. Asking prices here range from €5,400 to €6,150 per sqm, meaning a 90 sqm apartment can cost €487,000 to €554,000 ($574,000 to $653,000), reflecting its status as the city's most prestigious address.
Glyfada on the Athens Riviera attracts international buyers seeking a beach lifestyle, with high-spec apartments, maisonettes, and newer developments. Prices average around €5,200 per sqm, so a 90 sqm apartment runs about €470,000 ($554,000), driven by sea proximity and modern amenities.
You will find a much more detailed analysis by areas in our property pack about Athens. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (€ / $) | Avg per sqm (€ / $) | Avg per sqft (€ / $) |
|---|---|---|---|---|
| Kolonaki | Prime / central | €345k - €467k / $407k - $550k | €4,600 - €6,226 / $5,424 - $7,339 | €428 - €578 / $504 - $681 |
| Koukaki-Makrygianni | Expat / walkable | €242k - €327k / $285k - $386k | €3,227 - €4,367 / $3,805 - $5,146 | €300 - €406 / $353 - $478 |
| Pangrati | Popular / central | €219k - €296k / $258k - $349k | €2,916 - €3,945 / $3,437 - $4,651 | €271 - €366 / $320 - $432 |
| Glyfada | Riviera / premium | €333k - €451k / $392k - $531k | €4,441 - €6,007 / $5,234 - $7,084 | €413 - €558 / $487 - $657 |
| Kifisia | Family / green / premium | €253k - €343k / $298k - $404k | €3,369 - €4,559 / $3,970 - $5,373 | €313 - €424 / $369 - $499 |
| Nea Smyrni (Center) | Family / value | €224k - €303k / $264k - $357k | €2,984 - €4,037 / $3,517 - $4,759 | €277 - €375 / $327 - $442 |
| Marousi | Commute / business | €228k - €309k / $269k - $364k | €3,047 - €4,123 / $3,591 - $4,861 | €283 - €383 / $333 - $452 |
| Chalandri | Family / commute | €223k - €303k / $263k - $357k | €2,979 - €4,031 / $3,510 - $4,752 | €277 - €375 / $326 - $441 |
| Kypseli | Emerging / central | €135k - €183k / $159k - $215k | €1,796 - €2,430 / $2,117 - $2,864 | €167 - €226 / $197 - $266 |
| Plateia Attikis | Entry / budget | €110k - €149k / $129k - $175k | €1,470 - €1,988 / $1,733 - $2,344 | €137 - €185 / $161 - $218 |
| Athens East suburbs | Budget / broad | €149k - €202k / $176k - $238k | €1,980 - €2,679 / $2,334 - $3,158 | €184 - €249 / $216 - $292 |
| Athens West suburbs | Budget / broad | €137k - €186k / $161k - $219k | €1,831 - €2,477 / $2,159 - $2,919 | €170 - €230 / $201 - $272 |
How much more do you pay for properties in Athens when you include renovation work, taxes, and fees?
When you include transfer taxes, notary fees, legal costs, and agent commissions (but not renovation), your total cost in Athens in 2026 typically runs 7% to 12% above the purchase price, and adding renovation can push that to 30% or more.
If you buy a property around $200,000 (about €170,000) in Athens, you would pay roughly €5,100 in transfer tax (3%), plus €10,000 to €17,000 in fees for notary, legal, registry, and agent costs. Your total would come to approximately €185,000 to €192,000 ($218,000 to $226,000).
For a property around $500,000 (about €424,000) in Athens, the 3% transfer tax is roughly €12,700, and fees add another €21,000 to €34,000. If you also do a light renovation (around €36,000 to €63,000 for 90 sqm), you could end up paying €494,000 to €534,000 total ($582,000 to $629,000).
For a property around $1,000,000 (about €848,000) in Athens, transfer tax is roughly €25,400, and fees run €42,000 to €68,000. A full renovation on a 140 sqm home (€126,000 to €210,000) could bring your total to approximately €1,040,000 to €1,150,000 ($1,226,000 to $1,356,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Athens.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Athens
| Expense | Type | Estimated Cost Range (€ / $) and Notes |
|---|---|---|
| Real estate transfer tax | Tax | 3% of the taxable property value. This is the official rate set by the Greek tax authority (AADE) and is paid by the buyer at the time of purchase. |
| Notary fees | Fees | Approximately 1% to 1.5% of the property price. The notary prepares and certifies the sale contract, and fees vary slightly based on property value and complexity. |
| Legal fees | Fees | Around 0.5% to 1.5% of the property price. A lawyer reviews contracts, checks title, and handles due diligence, with costs depending on property complexity. |
| Registry and cadastre filing | Fees | Approximately 0.5% to 1% of the property price. Registration with the land registry or cadastre is required to complete the transfer of ownership. |
| Agent commission | Fees | Typically 2% to 3% plus VAT. This is often negotiable and may be paid by the buyer, seller, or split, depending on how the deal is structured. |
| Light renovation | Renovation | €400 to €700 per sqm (about $471 to $825 per sqm). This covers cosmetic updates like painting, flooring, and kitchen or bathroom refreshes without structural changes. |
| Full renovation | Renovation | €900 to €1,500 per sqm (about $1,061 to $1,768 per sqm). A full gut renovation includes structural work, new electrical and plumbing, and high-end finishes. |
We made this infographic to show you how property prices in Greece compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Athens in 2026 with different budgets?
With $100,000 (about €85,000) in Athens as of the first half of 2026, the market is limited but options exist: you could find an existing studio of 30 to 35 sqm in Plateia Attikis needing cosmetic work, an older one-bedroom of 40 to 45 sqm in outer Attiki municipality, or an existing studio of 35 sqm in a budget pocket of West Athens.
With $200,000 (about €170,000) in Athens, you could purchase an existing one-bedroom of 55 sqm in the emerging Kypseli neighborhood, an existing two-bedroom of 70 sqm in the East suburbs, or an older but livable two-bedroom of 75 sqm in the West suburbs.
With $300,000 (about €255,000) in Athens, options include an existing or renovated two-bedroom of 75 sqm in Pangrati, an existing two-bedroom of 70 sqm in family-friendly Nea Smyrni Center, or an existing two-bedroom of 80 sqm in the commuter suburb of Chalandri.
With $500,000 (about €424,000) in Athens, you could buy a newer high-spec two-bedroom of 80 sqm in Glyfada near the Riviera, a larger renovated three-bedroom of 110 sqm in Marousi near business hubs, or a spacious turnkey two-bedroom of 90 sqm in Koukaki-Makrygianni.
With $1,000,000 (about €848,000) in Athens, you could acquire a prime large apartment of 140 sqm in Kolonaki in a renovated classic building, a premium maisonette of 170 sqm in a prime pocket of Kifisia with upgraded finishes, or a Riviera high-spec apartment of 150 sqm in Glyfada with luxury specifications.
With $2,000,000 (about €1,700,000) in Athens, there is definitely a luxury market: you could buy a luxury penthouse of 200 sqm in Kolonaki with terraces, a Riviera luxury residence of 250 sqm in Glyfada that is often new-build, or a large premium home of 300 sqm in Kifisia with compound-style living.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Athens.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Athens, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank of Greece | Greece's central bank publishes official, methodology-backed housing price indices based on appraisals and transactions. | We used their residential property indices to quantify how Athens apartment prices changed over one year and ten years. We also used their data for the new versus old apartment price split. |
| Bank of Greece Q1 2025 Press Release | An official central bank press release summarizing the latest index results and breakdowns for Greek residential property. | We used it for the latest year-on-year changes between new and old apartments. We applied that difference to estimate the premium for newer homes in Athens. |
| Bank of Greece Open Dataset | The Bank of Greece's own downloadable dataset with Athens apartment price indices by geographical area. | We used the Athens series to compute one-year and ten-year nominal price changes. We used those results as the backbone for our historical comparison section. |
| European Central Bank | The euro area's central bank publishes daily reference exchange rates with a clear methodology. | We used the EUR to USD reference rate of 1.1787 from December 24, 2025 as our conversion rate. We applied this rate consistently across all dollar figures in the article. |
| Indomio | A large Greek property portal that publishes area-level asking-price statistics with timestamps. | We used it to estimate current asking prices per sqm across Athens neighborhoods. We used those levels to translate per-sqm figures into typical home prices for real buyers. |
| Indomio Athens Center | Directly lists high and low municipality prices per sqm inside Athens Center with specific numbers. | We used it to define the realistic low-to-high neighborhood spread inside Athens. We used those endpoints to frame the 80% market range and entry-level examples. |
| Indomio Kolonaki | Provides neighborhood-specific, time-stamped average asking prices per sqm for Athens' prime market. | We used it to anchor what prime and luxury Athens means in price per sqm terms. We used it to build the luxury examples and top-end neighborhood ranges. |
| Indomio Glyfada | Provides asking-price data for the Athens Riviera's most popular coastal neighborhood. | We used it to establish Riviera pricing levels and compare them to central Athens. We used those figures for our Glyfada neighborhood descriptions and budget examples. |
| Indomio Koukaki-Makrygianni | Lists asking prices for a popular expat neighborhood near the Acropolis with current data. | We used it to price out typical apartments in this walkable central area. We applied the per-sqm rate to standard apartment sizes for our examples. |
| Indomio Kypseli | Provides pricing data for an emerging central Athens neighborhood popular with buyers on a budget. | We used it to establish entry and mid-market pricing for this gentrifying area. We included Kypseli in our budget example scenarios. |
| Indomio Pangrati | Lists current asking prices for a popular and well-located central Athens neighborhood. | We used the per-sqm data to calculate typical apartment prices in Pangrati. We included it in our neighborhood comparison table and budget examples. |
| Indomio Nea Smyrni | Provides asking-price statistics for a family-friendly Athens suburb with good value. | We used it to price family apartments in this area. We included Nea Smyrni in the neighborhood table and mid-budget scenarios. |
| Indomio Marousi | Lists prices for a northern suburb near Athens business centers and transport links. | We used it to estimate commuter suburb pricing for professionals. We included Marousi in the neighborhood table and higher budget examples. |
| Indomio Chalandri | Provides data for a popular family and commuter suburb in northern Athens. | We used it to establish mid-range suburban pricing levels. We referenced Chalandri in our neighborhood comparisons and budget breakdowns. |
| Indomio Kifisia | Lists prices for one of Athens' most prestigious green suburban areas. | We used it to anchor premium suburban home and maisonette pricing. We included Kifisia in our luxury and high-budget examples. |
| Indomio Plateia Attikis | Provides data for a budget-friendly inner-city Athens area with lower prices. | We used it to establish entry-level pricing and the bottom of the Athens market. We referenced it for our lowest budget examples. |
| Indomio Athens East | Aggregates asking prices across Athens' eastern suburban municipalities. | We used it to estimate broad suburban pricing in the east. We included Athens East in the neighborhood table for budget-conscious buyers. |
| Indomio Attica Overview | Provides a regional overview of asking prices across the greater Attica region including Athens. | We used it to cross-reference sub-area data and ensure consistency. We checked our neighborhood-level figures against the regional averages. |
| Spitogatos Property Index | A major Greek property platform with a published index and clear asking price per sqm data by region and quarter. | We used it to cross-check Athens sub-area levels for Center, North, South, East, and West. We ensured our Athens average was not based on a single portal alone. |
| AADE (Greek Tax Authority) | The official Greek tax authority that states property tax rules and rates plainly. | We used it to confirm the 3% property transfer tax rate for resale scenarios. We included this in our total cost calculations and expense table. |
| Gov.gr Land Registration | The official Greek government portal explaining cadastre and land registration requirements. | We referenced it to confirm registry fees are a required part of property transactions. We included registration costs in our expense breakdown. |
| Eurostat HICP Database | The official EU statistics office providing harmonized inflation data for all member states. | We used Greek HICP data to estimate inflation-adjusted price changes over one year and ten years. We applied this to convert nominal gains into real purchasing power terms. |
| Local contractor and legal professional estimates | Direct market knowledge from professionals working in Athens real estate transactions and renovations. | We used their input to estimate renovation cost ranges per sqm for light and full renovations. We also verified typical notary, legal, and agent fee ranges. |
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